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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01178/B Applicant : Stephen Garvin Proposal : Alterations and extensions to existing property including demolition works at rear of property Site Address : 16 Selborne Road Douglas Isle Of Man IM1 4BU
Planning Officer: Mr Peiran Shen Photo Taken : 02.12.2020 Site Visit : 02.12.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.03.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. No approval is hereby given for the removal or alteration of the decorative moulding above the front door.
Reason: In the interest of preserving the character of the Conservation Area.
C 3. Prior to the installation of the replacement front door hereby approved details of the proposed door and any alterations to the existing frame to accommodate the new door, shall be submitted to and approved in writing by the Department. The new door and any works to the frame shall only be undertaken in accordance with the approved details and retained as such thereafter.
Reason: The plans show a new front door but no detail on any amendments to the frame to accommodate it, and so the details are required in the interests of the character of the Conservation Area.
C 4. The only model of the Air Source Heat Pump that may be installed is the EcoAir 510M.
Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
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C 5. The Air Source Heat Pump must be installed according to the plans and supporting information and must be maintained as such thereafter.
Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents, planning statement, exisiting plan, visibilty plan date stamped as having been received on 8th October 2020 and the proposed plan, additional planning statement, noise assessment and production information date stamped as having been received on 11th February 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 16 Selborne Road, Douglas, a two-and- half storey end-of-terrace dwelling located on the northeast of Selborne Road, close to its junctions with Alexander Drive. The northwest and southwest boundary are surrounded by narrow roads.
1.2 The house has two rear extensions: one two-storey pitched-roof extension with a fake chimney on the rear of the main dwelling and a single-storey mono-pitched extension on the rear of the two-storey extension. The width of the extension are about half that of the main dwelling and they are on the northwest boundary. This arrangement of rear extensions is similar across the whole terrace.
2.0 THE PROPOSAL 2.1 The proposed work involes the demolition of existing extensions and the erection of a two-storey rear extension and a single-storey rear extension. The proposal also involves replacing the front door, moving the garage door from the north corner to the northwest elevation, the installation of solar panels at the rear of the site as cover for the carport and the installation of an air source heat pump (ASHP).
2.2 Originally, the proposed extensions would have the full width of the site. The single-story extension will project approx. 6.5m from the rear elevation of the main dwelling and the two- storey extension will projects approx. 4.5m. The single-storey flat roof extension will have a bi- fold door on the rear elevation. The two-storey extensions will have a flat-roof with fake gables and there are two top-hung casement windows on the rear elevation of the first floor. The ASHP is installed on the roof of the storey-storey extension, against the rear elevation of the main dwelling and in the middle line of the site. There is a glass door on the main dwelling to access the flat roof of the second storey extension.
2.3 After the concerns raised by the Principle Registered Building Officer (see 5.3) and an on- site meeting requested by the agent and the applicant, the proposal has been changed to preserve the consistent appearance form by the rear extensions of the whole terrace.
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2.4 The extensions will still have the full width of the site. The single-storey extension will project approx. 7.15m from the rear elevation of the main dwelling. It has a flat roof and two roof lights. The two-storey extension will consist of two parts: a pitched roof part on the northwest boundary of the site and a flat roof part on the southeast boundary of the site. The pitched roof part has the same projection, width and height as the existing one but without the fake chimney. The flat roof part is set back 0.5m from the rear elevation of the pitched roof part.
2.5 The single-storey extension will have an entrance door, a paramount fixed-panel window and a casement window on the rear elevation. The two-storey extension will have a top-hung casement window on the pitched-roof extension, aligning with the one of the main dwelling and a narrow fix-panel window on the flat roof extension.
2.6 The ASHP will be installed against the flat roof extension close to the southeast boundary of the site. The sound power level of the air source heat pump provided by the noise assessment submitted is 59.7dB. The noise assessment position is related to the first-floor window of the southeast window on the rear elevation of the main dwelling of 14 Selborne Road. The measured distance from the heat pump to the assessment position is 4.9m.
3.0 PLANNING HISTORY 3.1 There are no previous applications considered materially relevant to this application.
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. The site is also within the Selborne Road Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island."
4.4 General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (n) is designed having due regard to best practice in reducing energy consumption."
4.5 Environment Policy 23 states: "When considering alterations and improvements to existing facilities, the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours."
4.6 Environment Policy 35 states:
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"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.7 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: As a general policy, in built-up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.8 The Strategic Plan also provides guidance on the installation of renewable energy apparatus (12.2.8) which states: "The Department is fully supportive of the need to secure greater energy efficiency in new and existing development ...At the same time, the Department recognises that renewable energy sources can have adverse environmental impacts. ...There may also be other impacts such as noise... The Department will assess any proposals ... by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site."
4.9 Accordingly it is required to assess Energy Policy 4 of the Isle of Man Strategic Plan 2016, which states: "Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan."
4.10 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.11 RDG 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can be made when the existing property has a flat/low pitched roof design.
4.12 RDG 4.2 Single Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect".
4.13 RDG 4.3 Two Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that the 45-degree line should be used to determine the impact on neighbouring properties.
4.14 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.
4.15 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION 5.1 Douglas Borough Council has no objection to this application (04/11/2020).
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5.2 DoI Highway Services does not object to this application (05/11/2020).
5.3 The Registered Buildings Officer wrote in to express concern on the application (19/01/2021). The comment states the terrace is uniform in rhythm, size and massing. The original proposal is not in a traditional form and the original design fails to preserve or enhance the character or appearance of the conservation area. He also required further option being explored to reduce such impact. The design has been changed after an on-site meeting, and the RBO confirmed on the 05.02.21 that the amended design addressed his concerns (as described in section 2 above).
6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character of the Conservation Area, on the appearance of the property itself, on highway safety and the amenities of the neighbours.
6.2 Impact on the Conservation Area and the Property Itself 6.2.1 The single-storey extension is considered to have a neutral impact on the character and appearance of the conservation area as it is not visible to the public. The revised design of the second-storey extension is considered to maintain the rhythm of the terrace and is therefore acceptable.
6.2.2 The installation of solar panels and ASHP and the relocation of the garage door is considered to have a neutral impact on the character and appearance of the conservation area as the solar panels are not readily visible by the public and the ASHP is of a small scale. Therefore, their impact on visual amenities is considered acceptable.
6.2.3 The replacement of the front door is considered to have a neutral impact on the character and appearance of the conservation area and is therefore considered acceptable. However, a condition should be attached that requires the entablature design has to remain the same as existing in the interest of protecting the character of the conservation area.
6.2.4 For the reasons set out above, the proposal is considered acceptable in terms of the impact on the property itself.
6.3 Highway Safety 6.3.1 As the Highway Services has no objection it is considered that there is no highway safety issue raised from the relocation of the garage door. It is therefore acceptable.
6.4 Neighbouring Amenities 6.4.1 No. 16 is northwest of No.14. There are two extensions at No.14 similar to the existing of No.16. There are no windows on the elevation facing No.16. Therefore, there are no overshadowing or overbearing issues regarding the application that would warrant its refusal.
6.4.2 There are no windows on the side elevations of the proposal and the rear elevation of the first-floor extension is approx. 19.5m away from the closest window. In addition, the vantage point already exists. Therefore, it is considered that there is no overlooking issue regarding the application.
6.5 ASHP 6.5.1 The proposed ASHP is promoting the reduce consumption of fossil fuels and therefore positively contribution to Strategic Policy 5 and should be encouraged. The ASHP generally has higher energy efficiency than typical modern boilers and therefore also fits in GP2 (n).
6.5.2 The installation of the Air Source Heat Pump has been classified as a Permitted Development when it complies with certain conditions within the Town and Country Planning (Permitted Development and Change of Use)(Amendment) Order 2020. This proposal does not
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comply with condition (b), which requires the ASHP to be at least 1m away from the site boundary. For this reason, the proposal is being assessed under this application.
6.5.3 According to EP 23, the addition of noise is a material consideration. The units would be located to the rear of the site and would only be approx. 0.4m away from the closest neighbouring boundary. Accordingly, the proposal will have some impact on neighbouring property.
6.5.4 In terms of noise impact, the assessment is conducted under MCS 020 Planning Standards for permitted development installations of wind turbines and air source heat pumps on domestic premises. This standard has been approved by the Steering Group of the Microgeneration Certification Scheme. It was prepared by MCS, Defra (UK), DECC (UK) and DCLG(UK). It is a compulsory standard for ASHP to be Permitted Development in the UK. The standard set a 42dB or under at the assessment position as an acceptable level of noise. This is compared to a background noise level of 40dB.
6.5.5 The assessment window is chosen as it is most likely to be used as either a primary or secondary room. The window of the half-landing of No.14 is closer but it is a non-habitable room so the impact is considered acceptable.
6.5.6 Under this assessment, the noise level is considered to be 41.2dB, which is under the 42dB limit. Therefore, the noise impact is considered to be acceptable.
7.0 CONCLUSION 7.1 The proposal is considered to comply with Strategic Policy 5, General Policy 2, Environment Policy 23, Environment Policy 35, Energy Policy 5 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 16.03.2021
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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